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playgrounds, drinking fountains, seating, skateboard rails, a half-size basketball hard 
court, and a pavilion. But if there was any doubt this is a low socio-economic area, the 
demographics for the surrounding Tamaki area are sobering. Of the 5000 households 
there, 55 per cent are statehouses, 28 per cent privately owned (compared to about 65 
per cent nationally) and 17 per cent are private rental. The area has a high concentration 
of households with incomes in the $5000 to $15,000 range and very few with an income 
of over $70,000. That’s in sharp contrast to the more affluent suburbs like Kohimarama 
and 
St John’s that surround the area.
 
F.
 
“The design is for people with different culture background,” says architect James Lunday 
of Common Ground which designed the 21 large family homes. “Architecturally we 
decided to be relatively conservative 
–
a nice house in its own garden with a bit of space 
and good indoor-
outdoor flow.” There’s a slight reflection of the whare and a Pacific fale, 
but not overplayed “The private sector is way behind in urban design and sustainable 
futures,” says Bracey. “Redesigning stre
ets and parks is a big deal and very difficult to do. 
The private sector won’t do it, because it’s so hard.
 
G.
 
There’s no doubt good urban design and good architecture play a significant part in the 
scheme. But probably more important is a new standard of social control. Housing New 
Zealand calls it “intensive tenancy management”. Others view it as social engineering. 
“It’s a model that we are looking at going forward,” according to Housing New Zealand’s 
central Auckland regional manager Graham Bodman. “The f
ocus is on frequent 
inspections, helping tenants to get to know each other and trying to create an 
environment of respect for neighbours,” says Bodman. That includes some strict rules –
no loud parties after 10 pm, no dogs, no cats in the apartments, no washing hung over 
balcony rails and a requirement to mow lawns and keep the property tidy. Housing New 
Zealand has also been active in organising morning teas and street barbecues for 

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